I ask the current tenant for 1 to 2 hours and advertise heavily.  

Typically in this scenario if it couldn't be sold by a realtor that means 1) The Tenant Owned Homes are very dumpy and would have to evict most people to get them fixed; 2) Lots of deferred capital improvements; or 3) Something massively wrong with the utilities, such as a Lagoon (very common in small Louisiana Parks) or failing septic / pollution concerns;To be fair a lot of residential realtors list smaller MHP's and don't know what they're doing, so it's possible that the realtor used the wrong keywords and it never hit the main advertising channels.

Anyone with experience or interest in advertising as a real estate agent interested in discussing this further?

So, if there is a turd in the toilet, I know I'm getting a good deal because it eliminates 99% of retail buyer competition, and it is usually an easy fix: 1)turn on water, 2)flush, 3)replace toilet for $100.Oh, and one of the more ironic ones found once was a complete VHS set of a get rich quick real estate guru package ... it was in a foreclosure I bought, so I guess that particular system did not work as advertised.

The garage unit was one of the 3 "advertised" units on the MLS listing by the seller's agent. 

Also veterans, if you have any info on the VA loan that they don't advertise, my ears are open.

Work will include:Carrier/Payne 2 ton-14 seer heat pumpLow-voltage wiringTubing Line set8kw strip heaterEmergency drain panPad for outdoor unitbump-up legs for outdoor unitdrain linesinstallation of digital thermostat

He's not allowed to advertise here.

My question is this:Do the note buying companies only take 15% generally as advertised??

Taxes, insurance, management (even if you do it yourself), maintenance, vacancy, advertising, utilities (even if only during vacancies), entity maintenance, office supplies, legal fees, capital expense (not technically an operating expense), evictions, lawsuits, damage done by tenants in excess of the security deposit, etc, etc, etc.Mike